Retrospective Appraisal Review - Photos

[Doug DeMars]

Just tell them to close their eyes when they get to the interior photos.

My thoughts exactly

 

[deepearce]

Is there a 1032B retrospective field review form?

 

[BRCJR]

Square footage of stairs are to be included in the area of the floor from which they desend. The area occupied by the stairway would also be included in the GLA of the floor below. ANSI standards. I hope you haven't turned your review in yet..., you are on weak footing with the stairway/GLA issue..:new_smile-l:

What page do you find that on in the ANSI Standards?

 

[Riick]

Openings to the Floor Below​

Openings to the floor below cannot be included in the square footage calculation.
However, the area of both stair treads and landings proceeding to the floor below is included in the finished area of the floor from which the stairs descend, not to exceed the area of the opening in the floor/.

http://northeasternmichiganboard.com/ANSIZ7652003SqFtg.pdf

Page 2​

 

[BNICK]

I had a review appraiser pull that one on staircases are not to be included in the GLA of the sketch . I fired back with the ANSI Standards .Never heard from the RA again

 

[nachocheesefries]

To be Included in the area from which the floors descend.....so on a two story salt box, does that mean you include the stairs on the first floor or the second?

I keep saying it over in my head and can't get it straight...to be more clear it seems it should say " from which the floors descend to...or from". In my scenario I would have included the stairs on the first floor square footage....is that incorrect?

 

[JCMIRANDA1712]

Completed a retrospective appraisal review over the weekend. Effective date of value of Nov. 2006. Client stated if property currently listed, then attempt to perform interior inspection. I got in, measured, took photos, etc. Found appraiser's measurements were incorrect and lower level layout was off. I included new sketch and interior photos showing that appraiser included unfinished area as finsihed living area. It was very obvious that this part of the home had never been finished and a large stairway was included as GLA twice. Now client is asking me to remove the interior photos from my report as "they are no relevent for a retrospective appraisal". They are not asking to remove exterior photos or sketch, or change my GLA, or value, or anything else. (My value opinion was $40k less than reviewed report). I said I will not remove the interior photos as they prove I completed an interior inspection and evidenced that appraiser had not accurately described & valued the improvements. The report clearly states that my opinions are based on property condition reported as of Nov. 2006, yet values the property using my measurements and interior layout observed last Saturday. I'm holding my ground - like to read your opinions.

I have similar issues with retroactive field reviews...In my experience if you make comments in regards to those issues such as the interior pictures, normally the report will be accepted. If it is your opinion to include something which it is considered inportant and can affect the final conclusion, then included. Just make sure to make comments in regards to such.

 

[Riick]

..I keep saying it over in my head and can't get it straight...to be more clear it seems it should say " from which the floors descend to...or from". In my scenario I would have included the stairs on the first floor square footage....is that incorrect?

GLA for the cutout on 2nd floor is subtracted from 2nd fl GLA.
Then the area of stairtreads and any landings, within the area of the cutout are added back.
Net is going to effectively be Zero, unless the "staircase" is a ladder, with tiny treads.
In any normal house, the stairtreads + landing(s) will add up quickly to the cutout --- "or close enough for (FRT?) government work".

/

 

[Mr Rex]

What page do you find that on in the ANSI Standards?

The stairs page.

 

[DMZwerg]

To be Included in the area from which the floors descend.....so on a two story salt box, does that mean you include the stairs on the first floor or the second?

You include the stairs in every floor they descend from.

For instance, in your 2-story their may or may not be a basement.

If there is not a basement then you have a stair well cut out of the 2nd story floor (because unless you can phase through solid objects a stairway without a hole is usable only by ghosts) and a solid floor on the 1st floor. Therefore the interior stairway connecting the 1st & 2nd floor would count towards the 2nd floor up to the area of the hole between floors (that the stairway possibly fills) and the 1st floor is counted in its entirety. Therefore if the hole is larger than the stairs (aka, "open to below" foyer or such) then the area of the hole not covered by the stairs would still be deducted from the 2nd floor. In some cases where ceilings are 12'+ the hole is actually smaller than the area of the stairs and thus the area counted for the stairs would be limited by the dimensions of the hole.

If you have a basement then you likely have two stairs, one from the 2nd floor down to the first and another from the first floor down to the basement. If they are not above each other than the answer is simple, treat them as separate items just like the no basement example above, which each stairway being counted towards the area it descends from, up to the limit of the size of the hole (it is often more obvious with basements stairs that the hole is smaller than the area of the stairs) and the area under the stairs counts normally to the floor. When the stairs are directly above each other (which is very common) it can be confusing but is simply treated as the example above with the stairs counting towards replacing the area of the hole they descend through and the bottom floor (usually basement) counting the entire floor.

Hope that helps!